1120 Mission Creek Dr · Longview, TX 75601

$305,000

4 bd · 2.0 ba · 1,790 sqft · SingleFamily · 37 Days on market

Built 2025 6,882 sqft lot $170/sqft · 20% below area Est $379k · 20% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully maintained 2025-built home in Mission Creek offering 4 bedrooms, 2 bathrooms, and a desirable split primary floor plan designed for both comfort and functionality. This like-new home features thoughtful upgrades throughout, including a complete alarm package with window sensors, door sensors, and motion detector, whole-home gutters, keypad entry, and a finished garage with added texture and paint. The home is also pre-wired for future solar panels and an EV charging station, making it ready for modern living. Inside, you’ll love the fresh, immaculate feel and open layout, while outside the flat backyard provides plenty of usable space. A standout feature is t

Key facts

• Whole-home gutters
• Keypad entry
• Finished garage

Tags

• SPLIT PRIMARY FLOOR PLAN
• COMPLETE ALARM PACKAGE
• WHOLE-HOME GUTTERS
• KEYPAD ENTRY
• FINISHED GARAGE
• PRE-WIRED FOR SOLAR PANELS

Property features AI

Exterior

• Parking: Attached garage facing front with 2 spaces
• Security: Security system
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built on one level
• Exterior features: Porch; Patio; Wood fencing; Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Disposal; Electric range and oven; Granite counters; Pantry; Breakfast bar
• Bedrooms: Total rooms: 9
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets; Breakfast bar; Pantry; Granite counters; Security system
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (28.8% below list).
• Recommended offer: $217k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.0% in Longview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#213 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, schools D.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 153 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,062 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $379,065
• List price: $305,000
• Delta: -19.54%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Park Dr	0.41mi	3/2.0 (-1)	1,812 (+1%)	0mo	$249,900	$138	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.14×
• Total profit: $-73,785
• Equity at exit: $45,476

10-year hold

• IRR: -20.7%
• Equity multiple: -0.10×
• Total profit: $-93,726
• Equity at exit: $26,371

Cash invested: $85,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75601

• Home prices YoY: -29.9%
• Rents YoY: 3.3%
• Active inventory: 153
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-393

Break-even live

Break-even rent $2,668

Max offer price $248,133

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-288	+0% $-393	+5% $-498	+10% $-604
Rent	-10% $-564	-5% $-479	+0% $-393	+5% $-307	+10% $-222
Rate	-1.0pp $-239	-0.5pp $-315	base $-393	+0.5pp $-472	+1.0pp $-552

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Mesa Dr Longview, TX	4.0	2.0	1582	$2,400	$1.52	14d	1	0.18mi
3100 Mesa Dr Longview, TX	3.0	2.0	1234	$2,250	$1.82	44d	1	0.18mi
3105 Mesa Dr Longview, TX	4.0	2.0	1550	$2,600	$1.68	21d	1	0.18mi
3401 E Marshall Ave Longview, TX	1.0–3.0	1.0–2.0	1025	$1,300	$1.27	14d	4	0.96mi
3401 E Marshall Ave Longview, TX	3.0	2.0	1300	$1,300	$1.00	21d	1	0.96mi
1609 Everwood Ct Longview, TX	3.0	2.0	1505	$2,495	$1.66	14d	1	1.27mi

Listing history 17 events

1. 2026-06-19
   days on market $305,000 Active 37 DOM
2. 2026-06-18
   days on market $305,000 Active 36 DOM
3. 2026-06-17
   days on market $305,000 Active 35 DOM
4. 2026-06-16
   days on market $305,000 Active 34 DOM
5. 2026-06-15
   days on market $305,000 Active 33 DOM
6. 2026-06-14
   days on market $305,000 Active 31 DOM
7. 2026-06-13
   days on market $305,000 Active 30 DOM
8. 2026-06-10
   days on market $305,000 Active 28 DOM
9. 2026-06-09
   days on market $305,000 Active 27 DOM
10. 2026-06-08
    days on market $305,000 Active 26 DOM
11. 2026-06-07
    days on market $305,000 Active 25 DOM
12. 2026-06-05
    days on market $305,000 Active 22 DOM
13. 2026-06-02
    days on market $305,000 Active 20 DOM
14. 2026-06-01
    days on market $305,000 Active 19 DOM
15. 2026-05-31
    days on market $305,000 Active 18 DOM
16. 2026-05-30
    days on market $305,000 Active 17 DOM
17. 2026-05-13
    listed $305,000 Active 894-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,047
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$8,873
• Taxable loss: −$10,178
• Est. tax savings @ 24.0%: +$2,443
• After-tax cash flow: $-2,273/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Longview

• Score: 73/100
• State rank: #213
• US rank: #5287

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longview, TX
• County: Gregg County · 128,826 people
• City population: 103,792
• Metro: Longview, TX
• Population (ZIP): 15,780
• Household income: $65,700
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 761.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.73%
• Current HPI: 252.0752
• Rent YoY: ▲ 3.29%
• Metro: Longview, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-05-13 Listed $305,000 LAAR